HomeMy WebLinkAboutS-1589 Staff AnalysisITEM NO.: 2.
S-1589
NAME: Summerwood Addition Preliminary Plat and Land Alteration Variance
Request
LOCATION: located on the Southeast corner of Otter Creek Road and Stagecoach
Road
Planning Staff Comments:
1. Provide notification of abutting property owners of the site, complete with the
certified abstract list, notice form with affidavit executed and proof of mailing. The
notice must be mailed no later than September 12, 2007. The Office of Planning
and Development must receive the proof of notice no later than September 21,
2007.
2. Provide the source of title of the landowner in the general notes section of the
proposed preliminary plat.
3. Provide the source of water and the means of wastewater disposal in the general
notes section of the proposed preliminary plat.
4. Provide a phasing plan, if applicable, for the proposed preliminary plat.
5. Provide the driveway locations for the proposed preliminary plat.
Variance/Waivers: None requested.
Public Works Conditions:
1. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Otter Creek Road including 5-foot
sidewalks with planned development.
2. AHTD has contracted for Stagecoach Road (Hwy 5) to be improved south from Otter
Creek Road.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveways on south side of Otter
Creek should align with the existing driveways on the north side of Otter Creek. On
Stagecoach Road, Lot 2 must take access from Lot 1 or provide a shared access
easement on the property line between Lot 1 and 2. All existing driveways should
be removed. The width of driveway must not exceed 36 feet.
4. The existing 20 foot access easement off Stagecoach Road should be replatted in
another location.
5. What is the status of the existing asphalt drive along the south property line?
6. Storm water detention ordinance applies to this property. On site detention must be
provided for Lot 2 but an in -lieu payment for detention can be made for Lots 1 and 3
due to being adjacent to floodplain and floodway at $1.00 per required cubic foot.
7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
Item # 2.
prior to construction on Lot 1 and 3.
9. The minimum Finish Floor elevation of at least one (1) foot above the base flood
elevation is required to be shown on plat and grading plans for all lots.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott)
for more information.
11. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
12.At the time of construction, a grading permit in accordance with Section 29-186 (c)
and (d) will be required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved prior to the start
of construction. Is advanced grading desired to occur on any of the lots without
imminent construction?
13.On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
Utilities and Fire Department/County Planning:
Wastewater: Existing sewer mains on site must have easements provided. Contact
Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. A Capital Investment Charge based on
the size of the meter connection(s) will apply to this project in addition to normal
charges. This fee will apply to all meter connections including any metered connections
off the private fire system(s). Additional fire hydrant(s) will be required. Contact the Little
Rock Fire Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for installation of
the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the developer.
This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire protection.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Item # 2.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, September 12, 2007.
Item # 2.
September 27, 2007
ITEM NO.: 2
FILE NO.: S-1589
NAME: Summerwood Addition Preliminary Plat and Land Alteration Variance
Request
LOCATION: Located on the Southeast corner of Otter Creek Road and
Stagecoach Road
DEVELOPER:
R.J. Properties, LLC
22461 1-30, Suite 1000
Bryant, AR 72022
ENGINEER:
Central Arkansas Engineering Company
1012 Autumn Road, Suite 2
Little Rock, AR 72211
AREA: 3.36 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 16 — Otter Creek
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Ordinance
to allow advanced grading of the site with the development of the first lot.
A. PROPOSAL/REQUEST:
R.J. Properties, LLC is submitting an application request for a three lot
commercial subdivision at the southeast corner of the intersection of Otter Creek
Road and Highway 5. The total area of the subdivision is 3.36 acres (146,204
square feet) after dedication of right of way. The lots will range in size from 0.75
acres to 1.32 acres. A 25-foot platted building line has been indicated on the
proposed plat.
The request includes a variance from the Land Alteration Ordinance to allow
clearing and grading of the multi -lot subdivision when construction is imminent on
September 27, 2007
SUBDIVISION
ITEM NO.: 2 (Co
FILE NO.: S-1589
one lot. The reason for the request is to balance cut/fills for the site and minimize
the need to haul material into and out of the site at the time of development of the
remaining lots.
B. EXISTING CONDITIONS:
The site contains a number of buildings currently being used as office uses. To
the north of the site is a branch bank, a carwash and undeveloped C-3, General
Commercial District zoned property and to the south of the site are single-family
homes. West of the site are commercial uses including a grocery store, a drive-
in restaurant and mini -warehouse development. Directly west of this site is a
vacant C-2, Shopping Center District zoned tract and to the southwest is a
salvage yard. East of the site is Otter Creek.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All owners of property abutting the proposed site along with the Otter
Creek Homeowners Association and Southwest Little Rock United for Progress
were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Otter Creek
Road including 5-foot sidewalks with planned development.
2. AHTD has contracted for Stagecoach Road (Hwy 5) to be improved south
from Otter Creek Road.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveways on south side
of Otter Creek should align with the existing driveways on the north side of
Otter Creek. On Stagecoach Road, Lot 2 must take access from Lot 1 or
provide a shared access easement on the property line between Lot 1 and
2. All existing driveways should be removed. The width of driveway must
not exceed 36 feet.
4. The existing 20 foot access easement off Stagecoach Road should be
replatted in another location.
5. What is the status of the existing asphalt drive along the south property
line?
6. Storm water detention ordinance applies to this property. On site detention
must be provided for Lot 2 but an in -lieu payment for detention can be made
for Lots 1 and 3 due to being adjacent to floodplain and floodway at $1.00
per required cubic foot.
2
September 27, 2007
SUBDIVISION
ITEM NO.: 2 (Cont.
Ia14:8ilk Lelm": •
7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
8. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction on Lot 1 and 3.
9. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans for all lots.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineer 379-1813
(Steve Philpott) for more information.
11. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
12. At the time of construction, a grading permit in accordance with Section
29-186 (c) and (d) will be required prior to any land clearing or grading
activities at the site. Site grading, and drainage plans will need to be
submitted and approved prior to the start of construction.
13. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
14. The eastern most drive must align with the drive located to the north across
Otter Creek Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer mains on site must have easements provided.
Contact Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. This fee will apply to all meter connections including any
metered connections off the private fire system(s). Additional fire hydrant(s) will
be required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). If there are facilities
3
September 27, 2007
SUBDIVISION
ITEM NO.: 2 [Cont.] FILE NO.: S-1589
that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
Countv Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Plannina Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT
(September 6, 2007)
The applicant's representative was present. Staff presented an overview of the
proposed preliminary plat indicating there were few outstanding issues
associated with the request. Staff requested the applicant provide a phasing
plan, if applicable, and requested the applicant provide the proposed driveway
locations. Staff also requested the applicant provide the source of title of the
landowner.
Public Works comments were addressed. Staff stated AHTD presently had let a
contract for the widening of Stagecoach Road from Otter Creek Road to the
County line. Staff stated street improvements would not be required to
Stagecoach Road. Staff questioned the indicated 20-foot access easement and
stated the easement should be replatted in another location. The applicant
stated the easement was not an existing easement and would be removed from
the proposed plat. Staff requested the applicant contact AHTD for a set of plans
for the widening project to determine driveway locations. Staff noted the storm
water detention ordinance would apply but an in -lieu contribution would be
acceptable due to the proximity of the site to the floodway.
The applicant indicated a variance request from the Land Alteration Ordinance
requirements. Staff requested the applicant provide a sketch grading and
drainage plan to determine the need for the advanced grading request.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
0
September 27, 2007
SUBDIVISION
ITEM NO.: 2 (Cont.
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing most of the issues
raised at the September 6, 2007, Subdivision Committee meeting. The applicant
has indicated the driveway locations, the source of title of the landowner and
indicated the lots will be final platted based on market demand. The revised plat
indicates a 20-foot radial dedication and indicates an in -lieu contribution will be
provided to the City in lieu of the required storm water detention for Lots 1 and 3
and detention will be constructed on Lot 2.
The applicant is seeking a variance from the Land Alteration Ordinance to allow
advanced grading of the site with the development of the first lot. The
developers have indicated advanced grading is necessary to eliminate the need
for hauling over the City's streets in preparing the lot for construction of the future
buildings. The applicant has provided staff with a sketch grading and drainage
plan to determine the need for the advanced grading request. Based on the
information provided, staff feels the advanced grading request is reasonable and
supports the applicant's request.
The applicant is seeking approval of a three (3) lot commercial subdivision plat
for this 3.36 acres. The lots will range in size from 0.75 acres to 1.32 acres. A
25-foot platted building line has been indicated on the proposed plat. The site is
currently zoned C-3, General Commercial District. The typical lot size required
for this zoning district is 14,000 square feet or 0.32 acres. The building line
adjacent to the abutting roadways is typically required at 25-feet. The lot sizes
and building setbacks are adequate to meet the typical minimum ordinance
standards. To staffs knowledge there are no outstanding issues associated with
the request. Staff feel the creation of the three lots as proposed should have
minimal impact on the development and the area.
STAFF RECOMMENDATIONS. -
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the applicant's request for an in -lieu contribution
for the required storm water detention.
Staff recommends approval of the variance request to allow advanced grading of
the proposed subdivision when construction is imminent on one lot.
411
September 27, 2007
SUBDIVISION
ITEM NO.: 2 (Cont.
PLANNING COMMISSION ACTION:
FILE NO.: S-1589
(SEPTEMBER 27, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommends of approval of the request subject to compliance
with the comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report. Staff also presented a recommendation of approval of the applicant's
request for an in -lieu contribution for the required storm water detention for Lots 1 and 3
and the applicant's variance request to allow advanced grading of the proposed
subdivision when construction was imminent on the first lot.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 9 ayes, 0 noes, 1 absent and 1 open position.
101